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Woodstock, GA Flip MOS Underwriting Tape (30188)

FlipScout underwriting tape for Woodstock, GA (30188) — 181 actives, 0 Verified / 18 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=169 (FlipScout DB coverage, not full MLS). Hard Reject % withheld until ≥3 Verified-with-ARV actives — sold liquidity and MOS remain the primary published signals.

Signal Narrative

Woodstock, GA (30188) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=169 (FlipScout DB closings in 6 months — not full MLS), 181 actives on tape. Trusted months of supply = 6.4 mo (Elevated supply / slow absorption; velocity ≈ 28.2 closings/mo). Honesty mix: 0 Verified / 18 Modeled / 163 Unscored. Hard Reject % and Verified margins are withheld until ≥3 Verified-with-ARV actives — we do not invent ask-tape from Modeled comps. Directional Modeled ask margin median is +7.5% (n=18) — labeled Modeled, not Verified. Same QDA stack as this Hard Reject rate — stress-test asks on the published QDA stack, or read the fix and flip underwriting method.

Underwriting terminal

Neighborhood tape

As of 2026-07-28T06:15:58Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-28T06:15:58Z · daily snapshot

Absorption dial
6.4 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 181 ÷ (169 ÷ 6) = 181 ÷ 28.2

Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12

Sold liquidity stripe
sold_6m 169 actives 181

monthly_velocity = sold_6m / 6 = 169 / 6 = 28.2 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Ask-tape status

Verified ask sample too thin for Hard Reject % and Verified margin ladder (need ≥3 Verified-with-ARV). Verified actives: 0.

Modeled actives: 18 · Median Modeled ask margin: +7.5% (directional only — not Verified comps).

This Goldmine still underwrites via sold liquidity + MOS. Hard Reject rates publish when Verified-with-ARV depth clears n≥3.

Same QDA stack as this Hard Reject rate · Underwriting method

Absorption / MOS

Elevated supply / slow absorption

MOS 6.4 mo

sold_6m 169 · actives 181 · High confidence

169 sold in 6 months — solid zip absorption sample.

Total Listings

181

Verified 0 · Modeled 18 · Unscored 163

Median Modeled margin

7.5%

Directional Modeled ask tape · n=18 · not Verified comps

Rehab bands

Verified rehab $/sqft bands need deeper Verified sample.

Verified · condition tier $/sqft

Median Apex

N/A

Insufficient scored Apex sample (0-sentinel excluded)

Trajectory

Stable

Neighborhood enrichment signal

Honesty mix

0.0% Verified

Modeled 9.9% · Unscored 90.1%

List → ARV discount

—

Deep share — · n=—

Hold bleed pressure

—

Banded aggregate · Peak Cash UI Pro

Zero Verified actives — Hard Reject / margin tape withheld (Modeled-only).

Same QDA stack as this Hard Reject rate · Fix & flip underwriting · Deal finder · Absorption regimes

Active inventory

40 shown of 181 actives · streets locked · price / margin / Apex live · median list $547,500 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 30188. Margins labeled Modeled are directional — not Verified comps.

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Open brief$644,500——Modeled

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Woodstock, GA · Modeled listing

Open brief$639,900——Modeled

Woodstock, GA · Modeled listing

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Open brief$575,000——Modeled

Woodstock, GA · Modeled listing

Open brief$799,900——Modeled

Woodstock, GA · Modeled listing

Open brief$789,000——Modeled

Woodstock, GA · Modeled listing

Open brief$361,375——Modeled

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Woodstock, GA · Modeled listing

Open brief$399,000——Modeled

Woodstock, GA · Modeled listing

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Woodstock, GA · Modeled listing

Open brief$492,990——Modeled

Woodstock, GA · Modeled listing

Open brief$409,900——Modeled

Woodstock, GA · Modeled listing

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Woodstock, GA · Modeled listing

Open brief$450,000——Modeled

Woodstock, GA · Modeled listing

Open brief$449,900——Modeled

Woodstock, GA · Modeled listing

Open brief$550,000——Modeled

Woodstock, GA · Modeled listing

Open brief$499,900——Modeled

Woodstock, GA · Modeled listing

Open brief$545,000——Modeled

Woodstock, GA · Modeled listing

Open brief

Verified Invest Deals

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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — actives are Modeled or unscored; honesty gate withholds the invest feed.

US Goldmine Atlas

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